THE COST OF MOVING HOUSE IN 2025
At Omni Removals, we found that the average cost of buying and selling a house in 2025 is around £12,500. This figure includes the essential services you’ll need to buy a house and sell a house, too. Costs will vary though depending on your circumstances / situation. Keep in mind however that this figure doesn't include a house deposit.
Whether you are looking to move to London, Newcastle or Brighton, don't let these moving add up - use our handy Cost of Moving House guide to get an idea of how much your next home move is going to cost. You might even uncover a few ways to save some money.
Our Cost of Moving House guide takes into account estate agent fees, stamp duty, conveyancing costs, house survey costs and removal company costs - meaning all bases are covered.Summary Of The Cost Of Buying A House
We’ve calculated the cost of moving house based on the average UK property price of £292,000. Some of the fees shown will be upfront costs such as your surveying fees, while some will be recurring costs like solicitor fees.
Some of these costs, such as postal redirection, are charged at fixed fees. However, most of these costs, such as estate agents and house removals, will differ depending on your needs, as well as the size and value of your property.
| The Cost Of Buying A House | |
|---|---|
| Stamp Duty | £2100 |
| Property Surveyors | £488 |
| Conveyancing | £1743 |
| Valuation Fee | £452 |
| Buying Total | £4783 |
| The Cost Of Selling A House | |
|---|---|
| Estate Agents | £5840 |
| Conveyancing | £814 |
| EPC | £85 |
| Selling Total | £6739 |
| General Moving House Costs | |
|---|---|
| Removal Company | £1044 |
| Postal Redirection | £40 |
| Moving Total | £1084 |
The Cost Of Buying A House
Here are the typical costs you'll need to take into account:
Stamp Duty
Stamp duty (SDLT) is a land tax in England and Northern Ireland that must be paid when purchasing a house priced above £250,000.
SDLT (Stamp Duty Land Tax) must be paid to HMRC within 30 days of the completion of contracts, and this is typically handled by your solicitor. There are five tax bands for SDLT, each linked to the purchase price of your property. In Wales, Stamp Duty has been replaced by the Land Transaction Tax.| Property Purchase Price | Stamp Duty Rate | Payable Amount |
|---|---|---|
| Up to £250,000 | 0 | 0 |
| £250,001 - £925,000 | 5% | £2,500-£36,250 |
| £925,000 - £1,500,000 | 10% | £36,250-£93,750 |
| £1,500,000+ | 12% | £93,750+ |
When buying a house in Scotland you will be subject to Land and Buildings Transaction Tax. This tax replaces SDLT and applies to properties valued over £145,000. For example, you would pay £4,200 in taxes for a property in Scotland valued at £292,000. Use our stamp duty calculator for a more accurate estimate.
Property Surveys
The cost of a property survey typically ranges from £450 to £709, depending on the type of survey you select, as well as the size and value of your property.
Property surveys are crucial for identifying potential issues in a property you’re considering, and they are required if you’re purchasing with a mortgage.
Based on what we know, we've listed the average surveying fees for a range of survey types:| Type Of Survey | Average Costs |
|---|---|
| Level 1 (Condition Report) | £380 |
| Level 2 (HomeBuyer Report) | £445 |
| Level 3 (Building Survey) | £629 |
| RICS Valuation Report | £452 |
| Scottish Home Report | £703 |
*The average cost of a survey for properties between £100,000 and £250,000
Here are the three most common house survey types available from the Royal Institution of Chartered Surveyors (RICS):
Level 1 (Condition Report) – The Level 1 Survey is a basic assessment that provides a ‘traffic light’ rating for the overall condition of the property. It is typically recommended for newer homes or flats.
Level 2 (HomeBuyer Survey) – The Level 2 Survey offers a more detailed inspection of the property, though it does not involve moving furniture or inspecting areas behind walls or floorboards.
Level 3 (Building Survey) – The Level 3 Survey is the most comprehensive property survey available and is ideal for older properties. Your surveyor will assess any structural issues and provide guidance on how to address them.
3. House Deposit
A house deposit for the average UK property priced at £292,000 would be £29,200.
Deposit amounts typically range from 10%, though they can be as low as 5% or as high as 65%. A larger deposit is likely to result in more favorable mortgage rates from your lender.
You’ll need to pay your house deposit to your solicitor on the same day you exchange contracts. Once this payment is made, you are legally committed to purchasing the property, and it is very difficult to back out of the contract.
4. Valuation Fee
The average valuation fee is £452.
A RICS Valuation Report is required by your mortgage lender to ensure you are paying a fair price for the property. If a valuation is included as part of your home survey, you will not need to arrange a separate one. Some providers offer a free valuation as part of their package, while others will charge a fee. For those that charge, the fee will typically be based on the value of the property.5. Solicitor Fees When Buying a House
The average solicitor fees for buying a house are £1,575* when buying a freehold.
Property solicitors make up a significant portion of the cost of moving house, and they typically charge a fixed fee based on the value of the property.
Homebuyers can expect higher costs when purchasing a leasehold property. This is due to the extensive paperwork associated with a lease, which requires additional time to review.
Solicitor Fees for Buying a House (VAT included)
| Property Value | Avg Freehold Cost* | Avg Leasehold Cost* |
|---|---|---|
| Up to £100,000 | £1090 | £1270 |
| £100,001 to £200,000 | £1,190 | £1,370 |
| £200,001 to £300,000 | £1,320 | £1,490 |
| £300,001 to £400,000 | £1,390 | £1560 |
| £400,001 to £500,000 | £1,490 | £1,650 |
| £500,001 to £600,000 | £1,750 | £1,860 |
| £600,001 to £700,000 | £1,800 | £1,960 |
| £700,001 to £800,000 | £2,000 | £2,150 |
| £800,001 to £900,000 | £2,120 | £2,290 |
| £900,001 to £1,000,000 | £2,160 | £2,340 |
| £1,000,000+ | £2,550 | £2,710 |
We gathered a sample of fees from 50 licensed conveyancers across the UK to determine these averages, but they serve as a general guide. Fees can vary significantly based on your individual circumstances and the conveyancer you choose.
On top of the solicitor’s legal fees, homebuyers will also have to pay disbursements:Property searches – £290
Land Registry fees – £40-£910
Anti-money laundering checks - £5
Bank transfer fee - £40
Mortgage property supplement fee - £220
SDLT Return - Varies
For a more comprehensive breakdown, check out our detailed guide on the cost of buying a house. Additionally, if you're looking to purchase a property in Scotland, be sure to read our guide on the cost of buying a house in Scotland./p>Cost of Selling A House
Here are the typical costs you'll need to keep in mind:
1. Estate Agent
High-street estate agents typically charge between 1% and 3% of the final sale price of the property, on average.
Online estate agents operate on a fixed-rate basis and can be used to sell any type of property. Their fees usually start at around £300, although you’ll likely need to handle the viewings yourself.
2. Energy Performance Certificate (EPC)
Energy Performance Certificates (EPCs) typically cost between £60 and £120, depending on the prices set by your local assessor. Every property on the market must be listed on the EPC register.
Your EPC provides an energy efficiency rating for your property and indicates whether improvements can be made, based on the type of property and its location.Home Report (Scotland Only)
A Home Report will cost between £585 and £820.
While home surveys are the responsibility of the buyer in the rest of the UK, it is up to the seller to produce a Home Report in Scotland. Your home report will reveal any issues with the property on a 1-3 category basis:Category one – No immediate action or repair is required
Category two – Issues that will need repairing in the future, but are non-urgent in the present.
Category three – Urgent repairs that may cause damage to other parts of the property if not dealt with immediately.4. Capital Gains Tax
You only need to be concerned about capital gains tax if you’re selling a property that isn’t your primary residence, such as a rental property or holiday home.
Capital gains tax applies when you sell a property or land that generates a profit of more than £11,100 after selling expenses. The tax on the profits from the sale will range from 18% to 28%, depending on your property’s council tax band.
Profit is measured based on the price of the property when you first bought it. The first £11,100 in profit will not be taxed.
5. Solicitor Fees for Selling a House
The average solicitor fees for selling a house in 2025 are £814* based on the average-priced freehold property.
Solicitor Fees for Selling a House (VAT included)| Property Value | Avg Freehold Cost* | Avg Leasehold Cost* |
|---|---|---|
| Up to £100,000 | £1050 | £1220 |
| £100,001 to £200,000 | £1,140 | £1,310 |
| £200,001 to £300,000 | £1,270 | £1,420 |
| £300,001 to £400,000 | £1,340 | £1490 |
| £400,001 to £500,000 | £1,430 | £1,580 |
| £500,001 to £600,000 | £1,640 | £1,780 |
| £600,001 to £700,000 | £1,720 | £1,880 |
| £700,001 to £800,000 | £1,910 | £2,050 |
| £800,001 to £900,000 | £2,030 | £2,170 |
| £900,001 to £1,000,000 | £2,100 | £2,250 |
| £1,000,000+ | £2,430 | £2,520 |
*We took a sample of fees from 50 licensed conveyancers across the UK to find these averages, but this is just an indication of costs. Fees will greatly vary depending on your situation and conveyancer.
You’ll have to pay disbursements on top of the above legal fee. Common disbursements for selling a house include:
Anti-money Laundering Checks - £5
Bank Transfer Fee - £40 Mortgaged Property Supplement Fee - £220 Title Register Copy - £6 For a more detailed and thorough breakdown, read our helpful guide on the cost of selling a house in the UK.General Moving House Costs
Removal Company
The average house removal costs are £1,044.
This cost covers furniture dismantling and reassembly, along with packing services and materials.
The actual cost of your house-removals will depend on factors such as the volume of items, distance traveled, and any additional services required. Long-distance moves are generally more expensive.
2. Mail Redirection
Royal Mail’s mail redirection service starts at £40, ensuring that any mail sent to your old address is forwarded to your new one. If you’re moving with someone who has a different surname, they will need to pay separately for their own redirection.
| Length Of Redirection | Redirection Costs |
|---|---|
| Up To 3 Months | £40 |
| Up To 6 Months | £53 |
| Up To 12 Months | £76 |
Insurances
A Buildings Insurance policy will cost between £95 - £120.
When buying a new house, you'll need to arrange a home insurance policy, which is typically divided into two types: contents insurance and buildings insurance. Buildings insurance must be in place before you exchange contracts.
How to Save Money When Moving House
While some of the prices in this guide are fixed, most can vary and may be negotiable with the provider.
The most effective way to save money on your move is by comparing different providers. For each service, aim to get quotes from at least three companies to secure the best price. While cost is important, make sure to consider the services being offered and check third-party reviews from past customers before committing to any contracts.
